Within any identified floodplain area, any new construction or substantial improvements, other than permitted and special exception uses listed in §
114-21D and
E above, shall be prohibited. If a variance or special exception is obtained for new construction or substantial improvements in the identified floodplain area in accordance with the criteria in Article
VIII, then the following provisions apply:
A. Residential structures.
(1) In AE, A1-30, and AH Zones, any new construction or substantial improvement
shall have the lowest floor (including basement) elevated up to, or
above, the regulatory flood elevation.
(2) In A Zones, where there are no base flood elevations specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation determined in accordance with §
114-17C of this chapter.
(3) The design and construction standards and specifications contained
in the 2009 International Building Code (IBC) and in the 2009 International
Residential Code (IRC), or the latest edition thereof adopted by the
State of Pennsylvania, and ASCE 24 and 34 Pa. Code (Chapters 401-405,
as amended) shall be utilized, where they are more restrictive.
B. Nonresidential structures.
(1) In AE, A1-30 and AH Zones, any new construction or substantial improvement
of a nonresidential structure shall have the lowest floor (including
basement) elevated up to, or above, the regulatory flood elevation
or be designed and constructed so that the space enclosed below the
regulatory flood elevation:
(a)
Is floodproofed so that the structure is watertight with walls
substantially impermeable to the passage of water; and
(b)
Has structural components with the capability of resisting hydrostatic
and hydrodynamic loads and effects of buoyancy.
(2) In A Zones, where no base flood elevations are specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated or completely floodproofed up to, or above, the regulatory flood elevation determined in accordance with §
114-17C of this chapter.
(3) Any nonresidential structure, or part thereof, made watertight below
the regulatory flood elevation shall be floodproofed in accordance
with the W1 or W2 space classification standards contained in the
publication entitled "Flood-Proofing Regulations," published by the
United States Army Corps of Engineers (June 1972, as amended March
1992), or with some other equivalent standard. All plans and specifications
for such floodproofing shall be accompanied by a statement certified
by a registered professional engineer or architect which states that
the proposed design and methods of construction are in conformance
with the above-referenced standards.
(4) The design and construction standards and specifications contained
in the 2009 International Building Code (IBC) and in the 2009 International
Residential Code (IRC), or the latest edition thereof adopted by the
State of Pennsylvania, and ASCE 24 and 34 Pa. Code (Chapters 401-405,
as amended) shall be utilized, where they are more restrictive.
C. Space below the lowest floor.
(1) Fully enclosed space below the lowest floor (including basements)
is prohibited. No variance shall be granted.
D. Historic structures. Historic structures undergoing repair or rehabilitation
that would constitute a substantial improvement, as defined in this
chapter, must comply with all chapter requirements that do not preclude
the structure's continued designation as an historic structure.
Documentation that a specific chapter requirement will cause removal
of the structure from the National Register of Historic Places or
the State Inventory of Historic Places must be obtained from the Secretary
of the Interior or the State Historic Preservation Officer. Any exemption
from chapter requirements will be the minimum necessary to preserve
the historic character and design of the structure.
E. Accessory structures. Structures accessory to a principal building
need not be elevated or floodproofed to remain dry but shall comply,
at a minimum, with the following requirements:
(1) The structure shall not be designed or used for human habitation
but shall be limited to the parking of vehicles or to the storage
of tools, material, and equipment related to the principal use or
activity.
(2) Floor area shall not exceed 200 square feet.
(3) The structure will have a low damage potential.
(4) The structure will be located on the site so as to cause the least
obstruction to the flow of floodwaters.
(5) Power lines, wiring, and outlets will be elevated to the regulatory
flood elevation.
(6) Permanently affixed utility equipment and appliances, such as furnaces,
heaters, washers, dryers, etc., are prohibited.
(7) Sanitary facilities are prohibited.
(8) The structure shall be adequately anchored to prevent flotation,
collapse, and lateral movement and shall be designed to automatically
provide for the entry and exit of floodwater for the purpose of equalizing
hydrostatic forces on the walls. Designs for meeting this requirement
must either be certified by a registered professional engineer or
architect or meet or exceed the following minimum criteria:
(a)
A minimum of two openings having a net total area of not less
than one square inch for every square foot of enclosed space.
(b)
The bottom of all openings shall be no higher than one foot
above grade.
(c)
Openings may be equipped with screens, louvers, etc., or other
coverings or devices, provided that they permit the automatic entry
and exit of floodwaters.
The following minimum standards shall apply for all construction
and development proposed within any identified floodplain area:
A. Fill. Within any identified floodplain area, the use of fill shall be prohibited. If a variance is obtained in accordance with the criteria in Article
VIII, then the following provisions apply:
(1) If fill is used, it shall:
(a)
Extend laterally at least 15 feet beyond the building line from
all points;
(b)
Consist of soil or small rock materials only; sanitary landfills
shall not be permitted;
(c)
Be compacted to provide the necessary permeability and resistance
to erosion, scouring, or settling;
(d)
Be no steeper than one vertical to two horizontal feet, unless
substantiated data justifying steeper slopes are submitted to and
approved by the floodplain administrator; and
(e)
Be used to the extent to which it does not adversely affect
adjacent properties.
B. Drainage facilities. Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall ensure proper drainage along streets and provide
positive drainage away from buildings. The system shall also be designed
to prevent the discharge of excess runoff onto adjacent properties.
C. Water and sanitary sewer facilities and systems.
(1) All new or replacement water supply and sanitary sewer facilities
and systems shall be located, designed and constructed to minimize
or eliminate flood damages and the infiltration of floodwaters.
(2) Sanitary sewer facilities and systems shall be designed to prevent
the discharge of untreated sewage into floodwaters.
(3) No part of any on-site waste disposal system shall be located within
any identified floodplain area except in strict compliance with all
state and local regulations for such systems. If any such system is
permitted, it shall be located so as to avoid impairment to it, or
contamination from it, during a flood.
(4) The design and construction provisions of the UCC and FEMA No 348,
"Protecting Building Utilities From Flood Damages," and the "International
Private Sewage Disposal Code" shall be utilized.
D. Public utility facilities and structures. Public utility facilities
and structures (except buildings) subject to the jurisdiction of the
Pennsylvania Public Utility Commission are requested to comply with
the following standards in the interest of achieving the purpose and
intent of this chapter:
(1) Public utility facilities and associated structures, such as pipelines,
gas lines, storm sewers, sanitary sewers, water lines, outlet installations
for sewage treatment plants, sealed public and private water supply
wells, pumping stations, and underground communications facilities,
should, except for necessary vents, be designed and installed underground
so as to be at or below the existing natural surface grade within
the floodplain, and in such a manner as will prevent flotation, minimize
or eliminate flood damage, and not alter the cross-sectional area
of the floodplain. All gas lines should have a system of shutoff valves
for service to the floodplain area to allow positive control during
flood emergencies.
(2) Public utility electrical distribution lines and supporting structures
should be installed so as to minimize or eliminate flood damage, and
all lines of less than 15 kilovolts shall be installed underground
below the existing natural surface grade within the floodplain. Aboveground
electrical distribution and transmission lines of 15 kilovolts or
more may be allowed above ground as a special exception. All should
be designed to meet the following standards:
(a)
Aboveground lines and supporting structures should enter the
floodplain area only to cross a watercourse and the floodplain area
using the most direct and shortest route possible consistent with
the goals, objectives, purposes and intents of this chapter; should
make the minimum number of crossings necessary; and should be designed
and installed so as to minimize or eliminate flood damage.
(b)
Aboveground lines should be elevated so that their lowest portions
are a minimum of 10 feet above the maximum flood elevation.
(c)
Supporting structures for aboveground lines within the floodplain
area should be the minimum number necessary to carry the lines across
the floodplain area. Supporting structures should be designed and
installed so as to be able to withstand the maximum volume, velocity,
and force of floodwaters which can be expected at the point where
they are located.
(d)
Facilities and service in the floodplain area should be designed
so that flood damage within the district does not disrupt service
outside the district.
E. Streets. The finished elevation of all new streets shall be no more
than one foot below the regulatory flood elevation.
F. Storage. All materials that are buoyant, flammable, explosive, or, in times of flooding, could be injurious to human, animal, or plant life, and not listed in §
114-24, Development which may endanger human life, shall be stored at or above the regulatory flood elevation or be floodproofed to the maximum extent possible.
G. Placement of buildings and structures. All buildings and structures
shall be designed, located, and constructed so as to offer the minimum
obstruction to the flow of water and shall be designed to have a minimum
effect upon the flow and height of floodwaters.
H. Anchoring. All structures, including buildings, air ducts, large
pipes, and storage tanks, within the floodplain area shall be firmly
anchored to prevent flotation, movement or collapse, thus reducing
the possibility of the blockage of bridge openings and other restricted
sections of the watercourse.
I. Floors, walls and ceilings.
(1) Wood flooring used at or below the regulatory flood elevation shall
be installed to accommodate a lateral expansion of the flooring, perpendicular
to the flooring grain, without causing structural damage to the building.
(2) Plywood used at or below the regulatory flood elevation shall be
of a marine or water-resistant variety.
(3) Walls and ceilings at or below the regulatory flood elevation shall
be designed and constructed of materials that are water-resistant
and will withstand inundation.
(4) Windows, doors, and other components at or below the regulatory flood
elevation shall be made of metal or other water-resistant material.
J. Paints and adhesives.
(1) Paints and other finishes used at or below the regulatory flood elevation
shall be of marine or water-resistant quality.
(2) Adhesives used at or below the regulatory flood elevation shall be
of a marine or water-resistant variety.
(3) All wooden components (doors, trim, cabinets, etc.) used at or below
the regulatory flood elevation shall be finished with a marine or
water-resistant paint or other finishing material.
K. Electrical components.
(1) Electrical distribution panels shall be at least three feet above
the base flood elevation.
(2) Separate electrical circuits shall serve lower levels and shall be
dropped from above.
L. Equipment. Water heaters, furnaces, air-conditioning and ventilating
units, and other electrical, mechanical or utility equipment or apparatus
shall not be located below the regulatory flood elevation.
M. Fuel supply systems. All gas and oil supply systems shall be designed
to prevent the infiltration of floodwaters into the system and discharges
from the system into floodwaters. Additional provisions shall be made
for the drainage of these systems in the event that floodwater infiltration
occurs.
N. Uniform Construction Code coordination. The standards and specifications
contained in 34 Pa.Code (Chapters 401-405), as amended, and not limited
to the following provisions shall apply to the above and other sections
and subsections of this chapter, to the extent that they are more
restrictive and supplement the requirements of this chapter:
(1) International Building Code (IBC) 2009, or the latest edition thereof,
adopted by the State of Pennsylvania: Sections 801, 1202, 1403, 1603,
1605, 1612, 3402, and Appendix G.
(2) International Residential Building Code (IRC) 2009, or the latest
edition thereof, adopted by the State of Pennsylvania; Sections R104,
R105, R109, R322, Appendix E, and Appendix J.
Within any identified floodplain area, any structure of the
kind described in Subsection A below shall be prohibited. No variance
shall be granted.
A. In accordance with the Pennsylvania Flood Plain Management Act, and
the regulations adopted by the Department of Community and Economic
Development as required by the Act, any new or substantially improved
structure which: will be used for the production or storage of any
of the following dangerous materials or substances; or will be used
for any activity requiring the maintenance of a supply of more than
550 gallons, or other comparable volume, of any of the following dangerous
materials or substances on the premises; or will involve the production,
storage, or use of any amount of radioactive substances, shall be
prohibited. The following list of materials and substances are considered
dangerous to human life:
(11)
Nitric acid and oxides of nitrogen.
(12)
Petroleum products (gasoline, fuel oil, etc.).
(16)
Sulphur and sulphur products.
(17)
Pesticides (including insecticides, fungicides, and rodenticides).
(18)
Radioactive substances, insofar as such substances are not otherwise
regulated.
All subdivision proposals and development proposals in identified
floodplain areas where base flood elevation data are not available
shall be supported by hydrologic and hydraulic engineering analyses
that determine base flood elevations and floodway information. The
analyses shall be prepared by a licensed professional engineer in
a format required by FEMA for a conditional letter of map revision
and letter of map revision. Submittal requirements and processing
fees shall be the responsibility of the applicant.
Within any identified floodplain area, recreational vehicles shall be prohibited. If a variance is obtained in accordance with the criteria in Article
VIII, then the following provisions apply:
A. Recreational vehicles in Zones A, A1-30, AH and AE must:
(1) Be on the site for fewer than 180 consecutive days; and
(2) Be fully licensed and ready for highway use; and
(3) Be removed from the floodplain when a flood warning is issued.